Breaking a Lease in Iowa

Breaking a Lease in Iowa

Last Updated: July 18, 2022 by Elizabeth Souza

Find out when a tenant can legally break a lease in Iowa, when they can’t, and if a landlord is required by Iowa law to make reasonable effort to re-rent.

Before we address the legally acceptable reasons to get out a lease early without penalty, it’s important to understand the notice requirements in Iowa to end a tenancy.

Lease Termination Notice Requirements in Iowa

In Iowa, a tenant is not required to provide notice for fixed end date leases, the lease expires on the last day of the lease. Iowa tenants must provide written notice for the following lease terms (Iowa Code § 562A.34):

  • Notice to terminate a week-to-week lease. At least 10 days before the termination date specified in the notice. 
  • Notice to terminate a month-to-month lease. At least 30 days before the periodic rental date specified in the notice.
  • Notice to terminate a yearly lease with no end date. At least 30 days before the end of the first or subsequent term of the tenancy specified in the notice.

Delivering Notice in Iowa

Below are the delivery methods a tenant can use to serve notice to the landlord:

  1. Giving a copy in person.
  2. Leaving a copy with the owner/proprietor of the rental unit.
  3. Posting a copy in a conspicuous place AND mailing a copy via both first class and certified mail.

There are a handful of scenarios where a tenant can legally break a lease in Iowa without penalty. We’ll go through each of them below.

Questions? To chat with an Iowa landlord tenant attorney, click here

1. Early Termination Clause

Some modern lease agreements may provide specific terms that would allow a tenant to terminate a lease early in exchange for a penalty fee. Read over the lease and look for language that outlines agreed-upon terms for ending the lease before the end of the fixed period, such as the amount of the fee (i.e., equal to 2 month’s rent) and the amount of notice required (i.e., 30 days).

If a lease agreement contains an early termination clause, before executing it and paying the penalty fee, read further to learn about other conditions that, if met, would not require a penalty fee to be paid.

2. Active Military Duty

The Servicemembers Civil Relief Act (SCRA) helps protect active service members who are relocated due to deployment or permanent change of station. The protection begins on the date of entering duty and ends between 30-90 days after the date of discharge.

To break a lease in accordance with the relief act, a tenant must:

  • Prove the lease was signed before entering active duty.
  • Prove they will remain on active duty for at least the next 90 days.
  • Deliver a written notice to the landlord (example, page 2), accompanied by a copy of the orders to deploy / Permanent Change of Station (PCS) or a letter from their commanding officer stating their pending deployment.

With that said, the lease does not terminate immediately. Once the notice is delivered, the earliest the lease can terminate is 30 days after the beginning of the next rent period. For example, if the notice was delivered on the 23rd of March, and the rent is due on the 1st of each month, the earliest the lease can terminate is May 1st therefore, rent is still due for the month of April.

note

In Iowa, the term “servicemember” means a member of the armed forces, commissioned corps of the National Oceanic and Atmospheric Administration (NOAA), commissioned corps of the Public Health Service, and the activated National Guard.

3. Unit is Uninhabitable

Every state has specific health and safety codes that provide minimum standards for rental units, and Iowa is no different.

If those standards are not met, proper notice is given by the tenant and the repairs are still not made within the allowable time period, a tenant would be considered “constructively evicted”. As a result, the obligations of the tenant under the lease are no longer required, given that the landlord has not met their own responsibilities under Iowa landlord-tenant law.

According to Iowa state law (Iowa Code § 562A.15), landlord duties to provide habitable premises include the following:

  • Compliance. Comply with applicable building and housing codes materially affecting health and safety.
  • Repairs. Make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition.
  • Common Areas. Keep all common areas of the premises in a clean and safe condition.
  • Maintenance. Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances, including elevators, supplied or required to be supplied.
  • Trash. Provide appropriate receptacles, accessible to all tenants, for collection and removal of waste.
  • Heat. Supply running water and reasonable amounts of hot water at all times and reasonable heat between October 1 and May 1 except where the building that includes the dwelling unit is not required by law to be equipped for that purpose, or the dwelling unit is so constructed that heat or hot water is generated by an installation within the exclusive control of the tenant and supplied by a direct public utility connection.

For more information on habitability laws in Iowa, click here.

4. Landlord Harassment or Privacy Violation

If the action is serious enough, harassment by a landlord or their violation of a tenant’s privacy may be enough justification for relieving a tenant of their obligations of the lease.

  • Landlord Entry. In Iowa, a tenant has the right to receive at least 24-hour notice and entry allowed only at reasonable times (Iowa Code § 562A.19(3)). There are situations, such as in emergencies or under a court order, when the landlord does not have to provide notice to enter. A tenant must grant the landlord access if the landlord has given proper notice and the landlord is trying to enter the unit for a lawful reason, such as to show the unit to a prospective tenant or to make a necessary repair.
  • Changing the Locks. In some states, if the locks are changed by a landlord without the tenant’s permission or without the protection of specific language in the lease agreement, this can qualify as being “constructively evicted”, and could relieve the tenant of their duties of the lease. In Iowa, landlords are not allowed to lockout tenants.

5. Violation of Lease Agreement

If a landlord violates the terms of the lease agreement, it may be enough justification to break the lease and relieve the tenant from their own obligations (i.e., illegally raising the rent during the fixed period). Because each lease agreement is different, carefully read over the duties and requirements for both parties to understand if a violation has been made, and if there is language describing how certain violations are to be handled.

In Iowa, if the court, as a matter of law, finds that a rental agreement or any provision of it was unconscionable when made, the court may refuse to enforce the agreement, enforce the remainder of the agreement without the unconscionable provision. (Iowa Code 562A.7)

6. Domestic Violence

Iowa provides tenants who are victims of domestic violence with special rental provisions for their protection. If a tenant is confronting a domestic violence situation (this can also be stalking), and wants to move, check with local law enforcement regarding special state laws that may apply in domestic violence situations. Some statutes the state of Iowa provides for victims of domestic violence include:

  • Proof of Status. The landlord is entitled to verify the claim of Domestic Violence status.
  • Protection from Termination. The landlord cannot terminate a tenancy, fail to renew a tenancy, or refuse to enter into a rental agreement with a victim of domestic violence. (Iowa Code § 562A.27A(3))

7. Other Reasons 

A tenant may have alternative reasons to terminate a lease early.  For example, the following reasons may legally permit a tenant to terminate the lease early, but are not always automatic and must be determined by a court:

  • Illegal or Unenforceable Contract. In some scenarios, a lease agreement may be deemed illegal and as a result, is generally not enforceable. (i.e. contracting with a minor)
  • Senior Citizen or Health Issue. Some states offer age or health-related lease-breaking arrangements that permit early lease termination.  If a tenant has a qualified disability the tenant may request early termination as a reasonable accommodation under the Fair Housing Act or the Americans with Disabilities Act.
Questions? To chat with an Iowa landlord tenant attorney, click here

Examples of Insufficient Justification for Lease Breaking in Iowa

The below reasons are generally not enough justification (on their own) to release a tenant from the obligation of their lease term, and as a result, provide no legal protection against penalties for not honoring the lease.

  • They bought a house.
  • They are relocating for a new job or school.
  • They are upgrading or downgrading.
  • They are moving in with a partner.
  • They are moving to be closer to family.

Breaking a lease for any of the above reasons without court approval or in any conditions not previously outlined can have tangible consequences for tenants.  If a tenant would like to break a lease for any of these reasons, the tenant should ask the landlord to agree to a mutual termination. 

Landlord’s Responsibility to Re-rent in Iowa

Iowa state law does require landlords to take reasonable steps to re-rent their unit when a tenant breaks their lease. This is referred to as the landlord’s duty to “mitigate damages”. This means that if a tenant leaves the lease early and a landlord re-rents the unit before the lease ends, then the rent received from the new tenant will apply to the tenant’s debt.

According to Iowa law, a landlord must make reasonable efforts to re-rent their unit instead of charging the tenant for the total remaining rent due under the lease. If your landlord re-rents the property quickly, all the tenant will be responsible for is the amount of time the unit was vacant.

Tenant’s Right to Sublet in Iowa

If the lease does not prohibit subletting, then a tenant might be in the clear to sublet. However, the lease might contain a clause requiring a tenant to obtain a landlord’s approval prior to subletting. To get the landlord’s approval, a tenant shall send them a letter through certified mail, with a return receipt requested, outlining the terms of the sublet lease agreement. Certified mail is the only proof of delivery that most courts will accept that a tenant has notified the landlord.

The letter should include the following information:

  • Sublet term.
  • Name of proposed subtenant or assignee.
  • The permanent home address of proposed subtenant or assignee.
  • Your reason for subletting or leaving permanently.
  • Your new address during the sublease if applicable.
  • The written consent of any co‑tenant.
  • A copy of the proposed sublease.

If a landlord rejects the request, know that they can only refuse the proposed subtenant based on legitimate factors. The law states that a landlord cannot unreasonably refuse to sublet.

For more information and to get a FREE Iowa sublease agreement click here.

Additional Resources for Iowa Tenants & Landlords: